511 Co Rd 411 · Proctorville, OH 45669

$76,855

4 bd · 1.0 ba · 2,000 sqft · SingleFamily public records · 8 Days on market

Built 1968 0.43 ac lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Auction ends on April 7, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).

Location & tenants

• Location reads 79/100 on livability (#147 in OH, #2,275 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, amenities F, employment D-.
• Fairland Local (suburban): math 63% / reading 73% proficiency, ranked #177 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 72 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $531 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,855

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.71% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.75%
• DSCR: 2.32
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $250,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Township Road 1055	0.38mi	3/2.0 (-1)	2,071 (+4%)	12mo	$249,900	$121	57
15 Private Drive 185	0.55mi	3/2.5 (-1)	2,024 (+1%)	6mo	$250,000	$124	56
62 Township Road 1122	0.32mi	3/2.0 (-1)	1,805 (-10%)	14mo	$166,000	$92	48
11 Township Road 1255	0.58mi	3/3.5 (-1)	2,100 (+5%)	8mo	$450,000	$214	43
79 Private Drive 8197	0.71mi	4/2.0	2,223 (+11%)	2mo	$278,000	$125	43
28 Private Drive 8047	0.62mi	3/2.0 (-1)	1,796 (-10%)	9mo	$295,000	$164	38
91 Township Road 1152	0.67mi	4/2.5	2,080 (+4%)	23mo	$285,000	$137	37
147 Township Road 1159	0.68mi	3/2.0 (-1)	1,768 (-12%)	8mo	$200,000	$113	34
242 Township Road 1212	0.63mi	3/2.0 (-1)	2,236 (+12%)	18mo	$296,900	$133	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.19×
• Total profit: $25,598
• Equity at exit: $15,787

10-year hold

• IRR: 32.8%
• Equity multiple: 4.24×
• Total profit: $69,731
• Equity at exit: $14,321

Cash invested: $21,519 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45669

• Home prices YoY: -0.8%
• Active inventory: 72
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$403
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $534

Break-even live

Break-even rent $637

Max offer price $76,855

Occupancy floor 54%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,214
• Closing costs: $2,306
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-07
   status Pending
2. 2026-03-30
   listed $76,855 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $822 · $68/mo
• Projected year-2 tax: $1,010 · $84/mo
• Expected delta: +$189/yr (+$16/mo · 22.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,753
• − Mortgage interest: −$4,305
• − Property taxes: −$822
• − Insurance: −$384
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,236
• Taxable income: $5,486
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $5,086/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fairland Local
• NCES district ID: 3904793
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $47,234
• Composite: 57.41/100
• National rank: #1077
• State rank: #177 of 656 in OH

Livability — Proctorville

• Score: 79/100
• State rank: #147
• US rank: #2275

Category grades

Amenities F Commute A- Cost of living A+ Crime D+ Employment D- Housing A Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 10,085
• Household income: $65,824
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 9.1

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Russian 2% Lithuanian 2%
• Foreign-born: 1% · South Korea, China
• Languages at home: 98% English-only · Korean 1% Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.76%
• Current HPI: 212.88
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

2 events — show timeline

• 2026-04-07 Pending — ACBOR
• 2026-03-30 Listed $76,855 ACBOR

Property tax history

-7.3%/yr

Latest (2025): $822 · -1.4% YoY. Source: county tax records.